The Strongest Buyer's Market in Over a Decade: Why Aren't Buyers Moving in Everett and Bothell?

Breaking News - November 20, 2025: We're experiencing the strongest buyer's market in records dating back over a decade. There were 36.8% more home sellers than buyers in October—that's 528,769 more sellers than buyers nationwide. This is the largest seller-to-buyer gap since at least 2013. Yet despite this unprecedented buyer advantage, demand remains sluggish. What's happening, and how can Everett and Bothell buyers capitalize on this historic opportunity?

As a Realtor with Keller Williams Everett, I'm witnessing this paradox firsthand: buyers have more power than they've had in over 10 years, yet many are still sitting on the sidelines. Let's unpack this contradiction and show you how to win in this once-in-a-decade market.

The Numbers: Strongest Buyer's Market Since 2013

October 2025 data reveals an unprecedented buyer advantage.

The data:

• 36.8% more sellers than buyers (largest gap since 2013)
  
  
• 528,769 more sellers than buyers in numerical terms
  
  
• Existing home sales rose 1.2% to 4.10 million units
  
  
• Homes sitting on market median of 63 days (13 days longer than 2023)
  
  
• Inventory continues rising month-over-month
  
  
• Strongest buyer's market in over a decade
  
  

What this means: Buyers have leverage they haven't had since the early 2010s.

Why This Is a Buyer's Market (The Good News)

Multiple factors create unprecedented buyer advantage.

1. Massive Seller Surplus

36.8% more sellers than buyers means sellers are competing for YOU.

The advantage:

• Sellers desperate for qualified buyers
  
  
• Multiple homes to choose from in every price range
  
  
• Less competition from other buyers
  
  
• Negotiating power at highest level in decade
  
  
• Sellers willing to make concessions
  
  

Reality check: This is the seller surplus buyers have been waiting for.

2. Homes Sitting Longer on Market

Median 63 days on market—13 days longer than 2023.

What this means:

• No more panic buying or bidding wars
  
  
• Time to thoroughly inspect and evaluate
  
  
• Sellers experiencing "market fatigue"
  
  
• Price reductions becoming standard
  
  
• Buyers can be selective and strategic
  
  

Your advantage: You control the timeline, not sellers.

3. Existing Home Sales Rising

Despite slow demand, sales rose 1.2% in October.

The trend:

• Market finding equilibrium
  
  
• Realistic sellers closing deals
  
  
• Buyers slowly returning
  
  
• Momentum building into holiday season
  
  
• Transactions happening at fair prices
  
  

The opportunity: Well-priced homes are selling—just on buyer's terms.

4. Inventory Recovery Continuing

Supply finally catching up after years of shortage.

Supply improvements:

• More listings hitting market monthly
  
  
• New construction adding to supply
  
  
• Sellers who waited now listing
  
  
• Seasonal patterns normalizing
  
  
• Choices in every neighborhood and price point
  
  

What this enables: You can actually find what you want.

The Catch: Why Buyers Aren't Moving (The Bad News)

Despite unprecedented advantages, buyers remain cautious.

The Affordability Paradox

It's a buyer's market, but affordability remains challenging.

The problem:

• Home prices still near historic highs
  
  
• Mortgage rates around 6.5% (better but not great)
  
  
• Down payment requirements substantial
  
  
• Closing costs add thousands
  
  
• Monthly payments still stretch budgets
  
  

The reality: Having leverage doesn't mean homes are cheap.

Real Estate Firms Cite Affordability as Biggest Challenge

Industry experts identify affordability as the primary obstacle.

Why affordability matters more than leverage:

• Buyers need to qualify for loans
  
  
• Income-to-price ratios still challenging
  
  
• Student debt and other obligations limit capacity
  
  
• First-time buyers struggling with down payments
  
  
• Move-up buyers locked in by low rates on current homes
  
  

The catch-22: Buyers have power but many can't afford to use it.

The "Lock-In Effect"

Current homeowners trapped by low mortgage rates.

The problem:

• Homeowners with 3-4% rates reluctant to move
  
  
• Trading up means doubling or tripling mortgage rate
  
  
• Monthly payment shock prevents moves
  
  
• Inventory constrained by homeowners who won't sell
  
  
• Move-up market particularly affected
  
  

The impact: Potential buyers staying put despite wanting to move.

Economic Uncertainty

Broader economic concerns keeping buyers cautious.

Uncertainty factors:

• Job market showing signs of softening
  
  
• Inflation concerns persisting
  
  
• Stock market volatility
  
  
• Political and policy uncertainty
  
  
• Recession fears (even if unfounded)
  
  

The hesitation: Buyers waiting for "perfect" conditions that may never come.

What This Means for Everett and Bothell Buyers

National trends play out with local characteristics.

Everett's Buyer Advantage

Everett experiencing one of strongest buyer's markets in Puget Sound.

Why Everett favors buyers:

• Inventory surplus particularly pronounced in $500k-$700k range
  
  
• Boeing workforce stability supporting long-term value
  
  
• Downtown revitalization creating opportunity
  
  
• Waterfront properties seeing price adjustments
  
  
• First-time buyer price points most competitive
  
  

The opportunity: Everett offers best combination of buyer leverage and value.

Bothell's Balanced Reality

Bothell more balanced but still favors buyers significantly.

Bothell dynamics:

• Premium homes ($800k+) sitting longer
  
  
• Excellent schools maintaining baseline demand
  
  
• Tech sector recovery supporting prices
  
  
• New construction competing with resale
  
  
• Sellers more willing to negotiate than in years
  
  

The strategy: Bothell buyers have leverage but must still act decisively on quality properties.

Snohomish County Market Intelligence

Our county positioned perfectly for strategic buyers.

Local advantages:

• More affordable than King County
  
  
• Strong employment base
  
  
• Excellent schools throughout
  
  
• Infrastructure improvements ongoing
  
  
• Population growth continuing
  
  

The reality: Snohomish County offers buyer leverage WITHOUT the extreme affordability challenges of Seattle/Bellevue.

How to Capitalize on This Once-in-a-Decade Opportunity

Having the strongest buyer's market in over a decade means nothing if you don't act.

Strategy 1: Reframe Your Affordability Mindset

Stop waiting for 2019 prices—they're not coming back.

The mindset shift:

• Accept that homes cost more than pre-pandemic
  
  
• Focus on monthly payment, not just price
  
  
• Consider long-term value, not just entry cost
  
  
• Remember: you're buying a home, not timing the market perfectly
  
  
• Leverage matters more than absolute price
  
  

The reality: Today's "expensive" home is tomorrow's "wish I'd bought then."

Strategy 2: Use Your Negotiating Power Aggressively

36.8% more sellers than buyers means you can negotiate hard.

Negotiation tactics:

• Offer 5-10% below asking on overpriced homes
  
  
• Request seller-paid closing costs (2-3% of price)
  
  
• Demand repairs or credits from inspection
  
  
• Include all protective contingencies
  
  
• Use days-on-market as leverage (60+ days = desperate seller)
  
  

The advantage: Sellers need you more than you need them.

Strategy 3: Take Your Time (But Not Too Much)

63-day median market time means no rush, but don't overthink.

Timing strategy:

• View multiple properties before deciding
  
  
• Conduct thorough inspections on everything
  
  
• Research neighborhoods extensively
  
  
• Compare features, locations, and values
  
  
• Don't panic buy, but don't over-deliberate
  
  

The balance: Be thoughtful but decisive when right home appears.

Strategy 4: Target Motivated Sellers

Focus on sellers who NEED to sell, not just want to.

Motivated seller indicators:

• Homes on market 60+ days
  
  
• Multiple price reductions
  
  
• Life circumstance sales (relocation, divorce, estate)
  
  
• Vacant properties (carrying costs mounting)
  
  
• Sellers who already purchased next home
  
  

The opportunity: Motivated sellers make concessions unmotivated ones won't.

Strategy 5: Expand Your Search Criteria

With 36.8% more sellers than buyers, you have options.

Consider:

• Neighborhoods you previously dismissed
  
  
• Homes needing cosmetic work (negotiate discount)
  
  
• Properties with longer commutes but better value
  
  
• Condos or townhomes as entry points
  
  
• Fixer-uppers with good bones
  
  

The advantage: Surplus inventory means compromises aren't necessary.

Strategy 6: Get Creative with Financing

Affordability challenges require creative solutions.

Financing strategies:

• Explore down payment assistance programs
  
  
• Consider FHA loans (3.5% down)
  
  
• Investigate first-time buyer programs
  
  
• Ask about seller financing or lease-to-own
  
  
• Look into rate buy-down options
  
  

The reality: Creative financing can bridge affordability gap.

Common Mistakes Buyers Make in This Market

Even in strongest buyer's market in decade, buyers can mess it up.

Mistake 1: Waiting for "Perfect" Conditions

Perfect conditions never come—this IS your opportunity.

The problem:

• Waiting for lower rates (may not happen soon)
  
  
• Waiting for lower prices (unlikely with inflation)
  
  
• Waiting for more inventory (it's already here)
  
  
• Waiting for economic certainty (never guaranteed)
  
  
• Paralysis by analysis
  
  

The reality: This is the best buyer's market you'll see for years.

Mistake 2: Getting Too Greedy

Buyer's market doesn't mean insult sellers with lowballs.

The problem:

• Offensive offers kill negotiations
  
  
• Agents won't take you seriously
  
  
• Miss out on good homes
  
  
• Develop reputation as difficult buyer
  
  

Better approach: Negotiate firmly but fairly based on data.

Mistake 3: Ignoring Affordability Reality

Leverage doesn't create money you don't have.

The problem:

• Stretching budget beyond comfort
  
  
• Ignoring total monthly costs
  
  
• Forgetting about maintenance and repairs
  
  
• Overlooking property taxes and insurance
  
  
• House-poor lifestyle
  
  

Better approach: Buy what you can comfortably afford, not maximum approval.

Mistake 4: Skipping Pre-Approval

Leverage means nothing without financing proof.

The problem:

• Sellers won't negotiate with unqualified buyers
  
  
• Miss opportunities while arranging financing
  
  
• Discover affordability issues too late
  
  
• Waste everyone's time
  
  

Better approach: Full pre-approval before shopping.

Mistake 5: Going It Alone

Strongest buyer's market in decade still requires expertise.

Why you need an agent:

• Identify truly motivated sellers
  
  
• Access off-market opportunities
  
  
• Navigate complex negotiations
  
  
• Protect you through inspection and closing
  
  
• Maximize your leverage strategically
  
  

The advantage: Experienced agent turns market conditions into actual savings.

What Sellers Should Know

If you're selling in this market, reality has changed.

Accept the New Reality

This is the strongest buyer's market in over a decade—adapt or sit.

The reality:

• Buyers have more power than they've had since 2013
  
  
• 36.8% more sellers than buyers means competition is fierce
  
  
• Overpricing guarantees failure
  
  
• Inflexibility means your home sits forever
  
  
• Market has fundamentally shifted
  
  

The choice: Adapt your strategy or watch your home languish.

Price Aggressively from Day One

In a market with 36.8% seller surplus, pricing is everything.

Pricing strategy:

• Price at or BELOW market value
  
  
• Attract buyers immediately
  
  
• Create urgency despite surplus
  
  
• Avoid price cuts that signal desperation
  
  
• Get appraisal-ready pricing
  
  

The reality: Well-priced homes still sell—overpriced ones don't.

Make Your Home Irresistible

With 528,769 more sellers than buyers, you're competing hard.

How to stand out:

• Professional staging and photography
  
  
• Complete all repairs before listing
  
  
• Deep clean and declutter ruthlessly
  
  
• Enhance curb appeal significantly
  
  
• Offer buyer incentives (closing costs, warranty, rate buy-down)
  
  

The advantage: Presentation matters MORE when buyers have endless choices.

Be Flexible and Accommodating

Rigid sellers fail in this market.

Flexibility wins:

• Accommodate all showing requests
  
  
• Negotiate repairs and credits reasonably
  
  
• Consider buyer's timeline needs
  
  
• Offer creative terms if needed
  
  
• Stay realistic about market conditions
  
  

The reality: Flexible sellers close deals; inflexible ones sit.

Market Predictions: What's Next

Where is this buyer's market heading?

Short-term (Next 3-6 months):

• Buyer leverage continues through winter
  
  
• Seller surplus may persist into spring
  
  
• Affordability challenges remain
  
  
• Realistic sellers close deals
  
  
• Patient buyers win
  
  

Medium-term (Spring-Summer 2026):

• Spring market may bring more balance
  
  
• Pent-up demand could resurface
  
  
• Rates may drop slightly (but not dramatically)
  
  
• Prices likely to stabilize or rise modestly
  
  
• Current buyer advantage may diminish
  
  

Long-term (2026 and beyond):

• Market will find sustainable equilibrium
  
  
• Neither extreme buyer's nor seller's market
  
  
• Affordability improves gradually
  
  
• Normal seasonal patterns return
  
  
• Housing supply continues recovering
  
  

The takeaway: This once-in-a-decade buyer's market won't last forever.

Your Action Plan: Winning in the Strongest Buyer's Market Since 2013

Here's your step-by-step strategy:

Step 1: Accept Affordability Reality

• Homes cost more than 2019—accept it
  
  
• Focus on what you CAN afford
  
  
• Stop waiting for "perfect" conditions
  
  
• Recognize this IS your opportunity
  
  

Step 2: Get Fully Pre-Approved

• Work with experienced local lender
  
  
• Full underwriting, not just pre-qualification
  
  
• Know exact budget and payment
  
  
• Have all documentation ready
  
  

Step 3: Target Motivated Sellers

• Homes on market 60+ days
  
  
• Multiple price reductions
  
  
• Life circumstance sales
  
  
• Vacant properties
  
  

Step 4: Negotiate Aggressively

• Use 36.8% seller surplus as leverage
  
  
• Request repairs, credits, concessions
  
  
• Include all protective contingencies
  
  
• Don't accept first counteroffer
  
  

Step 5: Take Your Time (But Act When Ready)

• View multiple properties
  
  
• Thorough inspections always
  
  
• Compare neighborhoods and values
  
  
• Act decisively when right home appears
  
  

Step 6: Use Expert Representation

• Experienced buyer's agent
  
  
• Local market knowledge
  
  
• Negotiation expertise
  
  
• Protection through closing
  
  

Let's Capitalize on This Historic Opportunity Together

The strongest buyer's market in over a decade is here—36.8% more sellers than buyers, 63-day median market times, and unprecedented negotiating power. Despite affordability challenges, strategic buyers in Everett, Bothell, and Snohomish County are winning right now.

As a Realtor specializing in buyer representation and negotiation, I provide:

• Real-time intelligence on motivated sellers
  
  
• Expert negotiation strategies that maximize your leverage
  
  
• Access to off-market and coming-soon opportunities
  
  
• Honest affordability guidance and creative financing solutions
  
  
• Protection throughout inspection and closing
  
  

I'm available Monday through Friday, 8:00 am to 10:00 pm to discuss how to capitalize on this once-in-a-decade opportunity.

Contact John L Merrell Realtor, Keller Williams Everett, Real Estate Negotiation Expert (RENE) Cell: 425-480-6864

Let's turn the strongest buyer's market in over a decade into your dream home! 🏡